2015 6th Ave Spc 225 · Clarkston, WA 99403

$39,900

3 bd · 2.0 ba · 980 sqft · Manufactured · 55 Days on market

Built 1983 Fair condition $41/sqft · 72% below area

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Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cozy 3 bedroom 2 bath home in Sonary Crest! Clean and ready for its next owner, this features a true master bedroom and a nice covered porch. Come see this while it lasts.

Key facts

• Built 1983
• Listed 54 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $40k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $725 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $39k (3.0% below list) — sets the bar for market timing.
• Cap rate 28.1% vs local median 3.1% in Clarkston — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 70/100 on livability (#246 in WA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: amenities D, crime F, commute F.
• Clarkston School District (suburban): math 38% / reading 57% proficiency, ranked #172 of 291 in WA (top 59%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 249 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 101 units permitted in Asotin County in 2024 (72 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $276 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Asotin County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($39k) is reasonable based on typical stale-listing flexibility.

Recommended offer $38,703 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 3.18% ✓
• Cap rate: 28.10%
• Cash-on-cash: 77.90%
• DSCR: 4.47
• GRM: 2.6

CMA / ARV

• ARV (median comp): $140,470
• List price: $39,900
• Delta: -71.60%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1311 11th St	0.37mi	2/2.0 (-1)	1,024 (+4%)	19mo	$199,000	$194	55

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 77.9%
• Equity multiple: 4.56×
• Total profit: $39,744
• Equity at exit: $5,949

10-year hold

• IRR: 81.5%
• Equity multiple: 9.43×
• Total profit: $94,163
• Equity at exit: $3,450

Cash invested: $11,172 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 28 Tenant-Leaning
• State Washington: 28 Tenant-Leaning · D+8
• County: — inherits STATE
• City: — inherits STATE

Just-cause statewide (2021); Seattle layers rent control restrictions + relocation assistance; very tenant-friendly.

Methodology + full state rankings →

ZIP-level market 99403

• Active inventory: 249
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $1,267 medium
• Mortgage (P&I): −$209
• Tax est. 1.5%: −$50 /mo · $598/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $725

Break-even live

Break-even rent $349

Max offer price $39,900

Occupancy floor 38%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1222 Highland Ave Clarkston, WA	2.0	1.0	936	$1,275	$1.36	44d	1	0.46mi
1732 5th St Lewiston, ID	2.0	1.0–2.0	750	$1,250	$1.67	44d	2	0.79mi

Listing history 8 events

1. 2026-06-08
   days on market $39,900 Active 55 DOM
2. 2026-06-07
   days on market $39,900 Active 54 DOM
3. 2026-06-03
   days on market $39,900 Active 50 DOM
4. 2026-06-02
   days on market $39,900 Active 49 DOM
5. 2026-06-01
   days on market $39,900 Active 48 DOM
6. 2026-05-31
   days on market $39,900 Active 47 DOM
7. 2026-05-30
   days on market $39,900 Active 46 DOM
8. 2026-04-14
   listed $39,900 Active 171-char remark

   Show marketing remark (171 chars)

   Cozy 3 bedroom 2 bath home in Sonary Crest! Clean and ready for its next owner, this features a true master bedroom and a nice covered porch. Come see this while it lasts.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $15,205
• − Mortgage interest: −$2,235
• − Property taxes: −$598
• − Insurance: −$200
• − Repairs & maintenance: −$1,216
• − Management: −$1,216
• − Depreciation: −$1,161
• Taxable income: $8,578
• Est. tax owed @ 24.0%: −$2,059
• After-tax cash flow: $6,644/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This manufactured home requires significant exterior and interior repairs, but has potential for a substantial increase in value with proper renovations.

Repairs flagged

• Major exterior siding — Significant peeling and damage
• Major exterior paint — Peeling and damage
• Major interior paint — Worn and damaged
• Major kitchen flooring — Worn and stained
• Major bathroom flooring — Worn and stained
• Major landscaping — Overgrown and cluttered

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Replace carpet — Improves comfort and value
• Both Paint interior walls — Enhances appearance and value
• Both Clean kitchen and bathrooms — Improves cleanliness and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant peeling and damage	Major	$15,000–50,000
exterior paint · Peeling and damage	Major	$15,000–50,000
interior paint · Worn and damaged	Major	$15,000–50,000
kitchen flooring · Worn and stained	Major	$15,000–50,000
bathroom flooring · Worn and stained	Major	$15,000–50,000
landscaping · Overgrown and cluttered	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Replace carpet — Improves comfort and value ↑
• Both Paint interior walls — Enhances appearance and value ↑
• Both Clean kitchen and bathrooms — Improves cleanliness and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Clarkston School District
• NCES district ID: 5301320
• Math proficiency: 38% ▼ -4.00%
• Reading proficiency: 57% ▲ 1.00%
• Median HH income: $42,030
• Composite: 42.03/100
• National rank: #7065
• State rank: #172 of 291 in WA

Livability — Clarkston

• Score: 70/100
• State rank: #246
• US rank: #7868

Category grades

Amenities D Commute F Cost of living A+ Crime F Employment F Housing A Health & safety A+ User ratings B-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clarkston, WA
• Population (ZIP): 20,483

Population outlook (Asotin County) Hauer SSP2

• Today (2025): 22,623 people
• By 2030: 22,746 · +0.5%
• By 2040: 22,597 · -0.1%
• By 2050: 21,947 · -3.0%
• By 2075: 19,478 · -13.9%
• By 2100: 16,206 · -28.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 6% Hispanic / Latino 5% Native American 1% Asian 1%
• Common ancestry: Portuguese 3% Lithuanian 2% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2% Tagalog/Filipino 1%

Political lean MEDSL · Asotin

• 2024 margin: Strong R (+25.6) · D 35.8% · R 61.5% · Other 2.7%
• 2008→2024 swing: -12.2pp toward R · 2008: -13.4pp · 2024: -25.6pp
• All cycles: 2024: R+25.6 2020: R+25.7 2016: R+26.8 2012: R+16.7 2008: R+13.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -346.91%
• Current HPI: 173.3027
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 4.65%
• F500 in state: 22

Industry mix (Fortune 500 HQ in WA)

Industry	F500 HQs	Revenue
▸Retail	2	$269B
▸Technology / Retail	1	$638B
▸Technology	1	$245B
▸Telecommunications	1	$38B
▸Food / Beverage	1	$36B
▸Automotive / Trucks	1	$34B

Price history

1 event — show timeline

• 2026-04-14 Listed $39,900 IMLS